OPA, Rezoning and Draft Plan of Subdivision, OZ 07/024 and OZ

Transcription

Corporate
Report
Clerk’s Files
Originator’s
Files
OZ 07/024 W5
OZ 07/025 W5
T-M07005 W5
T-M07006 W5
DATE:
December 9, 2008
TO:
Chair and Members of Planning and Development Committee
Meeting Date: January 12, 2009
FROM:
Edward R. Sajecki
Commissioner of Planning and Building
SUBJECT:
Information Report
Official Plan Amendment, Rezoning and Draft Plan of
Subdivision Applications
To permit a multi-use residential, commercial and office
development, in conjunction with parkland uses
Part of Lot 1, Concession 1, W.H.S.
Northwest Quadrant of Hurontario Street and
Eglinton Avenue West
Owner: Pinnacle International (Ontario) Limited
Applicant: Philip Levine, IBI Group
Bill 51
Public Meeting
RECOMMENDATION:
Ward 5
That the Report dated December 9, 2008, from the Commissioner
of Planning and Building regarding the applications to amend the
Official Plan and Zoning By-law, under files OZ 07/024 W5 and
OZ 07/025 W5, to permit the development of the lands for a multiuse residential, commercial and office development, in conjunction
with parkland uses, as detailed within the staff report, and for a
proposed Draft Plan of Subdivision under files T-M07005 W5 and
T-M07006 W5 to accommodate approximately 3,883 dwelling
units, Pinnacle International (Ontario) Limited, Part of Lot 1,
Planning and Development Committee
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
Concession 1, W.H.S., northwest quadrant of Hurontario Street
and Eglinton Avenue West, be received for information.
BACKGROUND:
The subject lands are located within the northwest quadrant of
Hurontario Street and Eglinton Avenue West, stretching eastward
from Hurontaro Street to Fairwind Drive. The existing residential
development of varying densities on Tagish Court, Nishga Court
and Salishan Circle (including Cooksville Creek Public School)
form the northern property line. Cooksville Creek, which is under
City ownership, bisects the property through the centre in a north
south direction. Aside from several empty buildings abutting
Eglinton Avenue West (formerly a dog kennel and residence), the
properties are vacant. Adjacent to the creek in the western portion
of the lands exists a wetland area.
The existing gas station at the immediate northwest corner of
Hurontario Street and Eglinton Avenue West does not form part of
the applications (see Appendix I-2).
Neighbourhood Context
Lands surrounding the subject applications comprise a range of
uses and residential densities, which can be described as follows
(see Appendix I-4 for details):
North: Moving in an east-west direction is a ten storey apartment
building (fronting onto Hurontario Street), townhomes
fronting Salishan Circle (which terminates in two
locations abutting the lands), Cooksville Creek Public
School, detached dwellings fronting both Nishga Court
and Tagish Court;
West: Across Fairwind Drive, detached dwellings and St. Hilary
Catholic School;
South: Moving in an east-west direction is a commercial centre
incorporating an eight storey office building and a one
storey retail plaza, a twenty-two storey condominium
apartment tower, and west of Cooksville Creek,
townhouses, and semi-detached dwellings;
East:
A retail commercial centre, which includes Montana’s
Restaurant, Shoppers Drug Mart and other restaurant and
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
retail uses. To the north of the plaza, the land is vacant
but designated for high density residential uses. To the
southeast of the subject property is the commercial center
known as Mississauga Market Place.
Development applications for the lands were originally filed by
Pinnacle International (Ontario) Limited on December 19, 2007, to
permit 4,800 dwellings (apartment and townhouse) and parkland
uses, for both the east and west sides of Cooksville Creek. These
applications were formally amended on October 21, 2008, to
reduce the number of dwellings to 3,883 and to concentrate all
development on the east side of the creek. All lands on the west
side of the creek are proposed to be conveyed to the City for
parkland. The revised applications have been circulated for
technical comments. In addition, a joint ward community meeting
was conducted by Councillor Adams and Councillor Dale on
November 4, 2008 (see below for details).
The purpose of this report is to provide preliminary information on
the applications and to seek comments from the community.
Information regarding the history of the site is found in
Appendix I-1.
COMMENTS:
The applications submitted by Pinnacle are for a large scale multiuse development for almost four million square feet of floor area
on 15 ha (35 ac) of land, of which slightly less than half will be set
aside in public ownership for environmental protection and
parkland. If the applications were to be approved, when completed
it would be home to almost 9, 000 people and approximately 580
office jobs.
Due to the complexity of the applications, an overall summary is
provided below, followed by a summary of the applications for the
east and west parcels. A detailed block by block break down and
associated zoning provisions are provided in Appendix I-8.
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
Pinnacle Development Summary Chart
Total Land Area:
14.78 ha (36.5 acres)
Total Park Area:
6.45 ha (15.9 acres)
Total Road Area:
2.68 ha (6.62 acres)
Total Road Widenings:
0.26 ha (0.64 acres)
East Net Area:
5.39 ac (13.3 acres)
GFA Residential:
326,285 m2 (351,210 sq. ft.)
GFA Retail:
9,835 m2 (105,863 sq. ft.)
GFA Office:
12,830 m2 (138,100 sq. ft.)
GFA All Uses:
348,950 m2 (3,756,066 sq. ft.)
Gross/Net Density East:
394 uph (159 upa)/720 uph (291 upa)
Gross/Net Density Total: 262 uph (106 upa)/376 uph (152 upa)
PPJ/ha (PPJ/ac)
645/ha (261/ac) (excludes commercial
(PPJ - people plus jobs)
component where stats are not
available)
Net FSI East Area:
6.47
Gross FSI East Area:
3.54
Gross FSI Total:
2.36
No. Tower Units:
3,302 dwellings
No. Mid-rise Units:
504 dwellings
No. Townhouses:
77 dwellings
No. Total Units:
3,883 dwellings
Approx. Number of
5,073 spaces
Parking Spaces Proposed
Approx. Number of
7,118 spaces
Parking Spaces Required
Landscape Area
To be determined
Anticipated Population:
8,955 people
*Average household sizes for all units
(by type) for the year 2011 (city
average) based on the 2005 Growth
Forecasts for the City of Mississauga
Supporting Documents:
- Planning Justification and Proposed
Standards Report
- Urban Design Impact Considerations
Report
- Traffic Impact Assessment
- Functional Servicing Assessment
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
- Arborist Report
- Noise Study
- Phase 1 and 2 Environmental
Assessment Reports
- Geotechnical/Soil Investigation
Reports
- Floodplain Management Study
- Environmental Impact Study
For reference to development application locations and
building/block numbers, refer to Appendix I-5 and I-6. To provide
some comparison for these applications, an overview of the
development form within the southwest quadrant of Hurontario
Street and Eglinton Avenue West, collectively referred to as the
"Kingsbridge Garden Circle Area", is contained in Appendix I-9.
DEVELOPMENT DETAILS - WEST SIDE OF
COOKSVILLE CREEK
OPA and Rezoning Application OZ 07/024 W5
Draft Plan of Subdivision Application T-M07005 W5
Site Characteristics
Frontage:
325.5 m (1,068 ft.) fronting Eglinton
Avenue West
279.0 m (915 ft.) fronting Fairwind
Drive
Gross Lot Area: 4.92 ha (12.16 acres)
Net Lot Area
4.92 ha (12.16 acres)
Current Mississauga Plan Designation and Policies for
Hurontario District:
•
•
"Residential - Low Density I" which permits detached,
semi-detached and duplex dwellings to a maximum density
of 17 uph (7 upa);
"Residential - Medium Density I" which permits
townhouse development at a density of 25-50 uph (10-20
upa), with buildings not exceeding three storeys in height;
•
•
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
"Public Open Space" which includes parkland;
The Land Use Map also shows a Regulatory Flood plain
overlay to identify the potential flooding of a portion of the
lands (see below).
Based on the existing Official Plan land use designations, it was
anticipated that this area would be developed for approximately
97 units, broken down into 11 detached dwellings, 6 semi-detached
dwellings and 80 townhouse dwellings.
In response to comments from the Community Services
Department, the applicant is proposing that all lands on the west
side of the creek be transferred to the City for park purposes. The
proposed applications are not in conformity with the existing land
use designations.
Proposed Official Plan Designation and Policies:
The applicant is proposing to designate all lands as "Public Open
Space".
Existing Zoning:
"D" (Development), which permits a building or structure and use,
legally existing on the date of passing of By-law 0225-2007.
Proposed Zoning By-law Amendment:
"OS1" (Community Park), to permit parkland uses.
DEVELOPMENT DETAILS - EAST SIDE OF
COOKSVILLE CREEK
OPA and Rezoning Application OZ 07/025 W5
Draft Plan of Subdivision Application T-M07006 W5
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
Site Characteristics
Frontage:
156.5 m (513 ft.) fronting Eglinton
Avenue West
240.0 m (787 ft.) fronting Hurontario
Street
Termination of Salishan Circle, in two
locations
Gross Lot Area: 9.68 ha (23.92 ac.)
Net Lot Area
5.39 ha (13.32 ac.)
Current Mississauga Plan Designation and Policies for
Hurontario District:
•
•
•
•
"Residential - Medium Density I" which permits
townhouse development at a density of 25-50 uph
(10 -20 upa), with buildings not exceeding three storeys
in height;
"Residential - High Density II" which permits apartment
buildings at a Floor Space Index of 1.9 to 2.9;
"Public Open Space" which includes parkland;
The Land Use Map also shows a Regulatory Flood plain
overlay to identify the potential flooding of a portion of the
lands (see below).
Based on the existing Official Plan land use designations, it was
anticipated that this area would be developed for approximately
1,530 units, broken down into 180 townhouse dwellings and 1,350
apartment dwellings. The proposed applications are not in
conformity with the existing land use designations.
Proposed Official Plan Designation:
The applicant is proposing to change the Official Plan designation
applying to all development Blocks (1 through 5) to "Residential High Density II - Special Section", to allow for the following
exceptions:
•
A maximum Floor Space Index of 6.47, as applied to the
entire development block area (Blocks 1 through 5);
•
•
•
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
Retail uses be permitted on the ground and second floor of
development blocks facing Street B and Hurontario Street,
to a maximum of 9,835 m2 (105,863 sq. ft.);
Office uses be permitted on the second and third floor of
development blocks facing Hurontario Street, to a
maximum of 12,830 m2 (138,101 sq. ft.);
Townhouses be allowed as a permitted use.
The remainder of the lands (Blocks 6 through 8) are proposed to be
designated "Public Open Space", being conveyed to the City for
parkland uses and trail connections.
Other Official Plan Provisions
There are other policies in the Official Plan which also are
applicable in the review of these applications, including:
Hurontario District Plan:
As noted above, the subject lands are located in the Hurontario
District of Mississauga Plan. Section 4.16.2 notes that the District
was initially planned recognizing its proximity to the City Centre.
Accordingly, a policy framework exists which will provide for the
establishment of a substantial residential population within
convenient distance to the Centre, and for office and commercial
uses that complement those in the Centre. Higher residential
densities are encouraged near City Centre boundaries and along
major arterial roads, where existing services and transit can be
effectively utilized. Notwithstanding its proximity, however,
residential densities of the scale permitted in City Centre will not
be encouraged. Instead, uses and densities that provide a suitable
transition will be encouraged. Urban Design Policies
(Section 4.16.3) encourage the integration of Hurontario Street
within the overall community design, in particular from a building
transition and orientation perspective.
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
Hurontario/Eglinton Node:
The subject lands form part of the Hurontario/Eglinton Node
which is centred on the Hurontario Street and Eglinton Avenue
intersection. Within Mississauga Plan, nodes exist in order to
create a focus of activity for the surrounding areas at locations
which are afforded good accessibility, visibility and a relatively
high level of existing and potential transit service. The following
is encouraged within nodes: a high quality, compact and urban
built form with a relationship to the streetline; retail uses, with
direct access to the sidewalk; sufficiently high residential and
employment density to support transit usage; and community,
cultural and recreational facilities.
Through the preliminary review of the subject applications, staff
are aware that one of the primary issues facing development in the
node is the increasing volume of traffic, the means of how roads
and pedestrian routes in the area interconnect, and how the built
form should relate to the street. Accordingly, a consultant has
been retained to review the node from a transportation and urban
design perspective. It is anticipated that the results of the study
will be released in early 2009.
Urban Growth Centre:
At the time when the applications were filed, a portion of the
subject lands were located in the Urban Growth Centre (UGC),
which parallels Hurontario Street from the Queen Elizabeth Way
north to Matheson Boulevard, including City Centre. The UGC
was established through the adoption of OPA No. 58 (Residential
Intensification Interim Policies) to act as a focus for intensification
in the City. The minimum gross density of residents and jobs
planned for the UGC is 200 per hectare (80 per ac.). In November
2008, the Province of Ontario refined the northern boundary of the
UGC and identified it as Highway 403. As the City's Official Plan
will need to conform with the Provincial Growth Plan, the new
boundary will be adjusted through the upcoming Official Plan
review.
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
Residential Policies:
Section 3.2.3.2 of Mississauga Plan indicates that residential
design will be promoted in a form which reinforces and enhances
the local community character, respects its immediate context, and
creates a quality living environment. Section 3.2.4 of Mississauga
Plan indicates that residential intensification is encouraged, subject
to meeting the policies and intent of the Plan. Policies speak to
development being compatible with the scale and character of a
planned residential, and having regard for matters such as: natural
environment and urban design matters (ie. street and block pattern,
building height and mass); transition; transportation; adequate
engineering and community services; pedestrian environment
compatibility with surrounding land uses; and climate. The plan
notes that development should be located on public roads.
Urban Design Policies:
Section 3.2.3.2 of Mississauga Plan indicates that design matters
related to built form, scale, massing, orientation, parking,
overshadowing, and the quality and quantity of open space will be
priorities in assessing the merits of residential development.
Section 3.15 of Mississauga Plan provides for policies which speak
to appropriate built form and scale, streetscape and context, and
compatibility with the surrounding built form.
Environmental Policies:
As noted above, Cooksville Creek bisects the subject lands and is
designated within the Official Plan as "Greenbelt". In addition, the
creek is identified on Schedule 3, Environmental Areas of
Mississauga Plan as a Linkage. Section 3.15.2.2.h specifies that
development applications within or adjacent to such areas must
submit an Environmental Impact Study (EIS). A study has been
filed by the applicant and is currently under review (see Credit
Valley Conservation comments in Appendix I-10 for further
information).
The section of Cooksville Creek in this location is located within
the regulatory storm floodplain. Section 3.15.3.2, which contains
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
policies in this regard, states that any development is subject to the
Natural Hazard policies which generally prohibit development on
lands subject to flooding. If, through the submission of detailed
studies and a satisfactory review by the Conservation Authority
and City, certain lands are determined to not be within the
floodplain, development can proceed in accordance with policies
for Natural Hazards and the underlying land use designation.
Pinnacle is seeking these approvals in certain locations abutting the
creek area.
Criteria for Site Specific Official Plan Amendments:
Section 5.3.2 of Mississauga Plan contains criteria which requires
an applicant to submit satisfactory planning reports to demonstrate
the rationale for the proposed amendment as follows:
•
•
•
The proposal would not adversely impact or destabilize the
following: the overall intent, goals and objectives of the
Official Plan; and the development and functioning of the
remaining lands which have the same designation, or
neighbouring lands;
The proposed land use is suitable for the proposed uses, and
compatible with existing and future uses of surrounding lands;
There is adequate infrastructure and community services to
support the proposed development.
Green Development Initiatives:
The applicant has identified that the following green development
initiatives will be incorporated into the development:
•
•
•
•
Development of a compact urban form, in a transit oriented
development format;
Development form conducive to alternative transportation
modes, such as walking and bicycling;
Opportunity for green roof technology;
Encouragement of LEED construction practices.
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
Existing Zoning:
"D" (Development), which permits a building or structure and use,
legally existing on the date of passing of By-law 0225-2007.
Proposed Zoning By-law Amendment:
The applicant is proposing to rezone the lands to "RM4-Exception"
(Townhouse Dwellings), "RA4-Exception" (Apartment
Dwellings), "RA5-Exception" (Apartment Dwellings) and "OS1"
(Community Park). Specific zoning details are contained in
Appendix I-8.
COMMUNITY ISSUES
A joint community meeting was conducted by Ward 5 Councillor
Eve Adams and Ward 4 Councillor Frank Dale on November 4,
2008. The following is a summary of issues raised by the
Community:
•
•
•
•
•
The development will result in additional traffic, which will
further congest surrounding streets and intersections that
are already over capacity (in particular at the
Hurontario/Eglinton intersection), and allow for the
infiltration of traffic into existing residential
neighbourhoods;
Request that Salishan Circle not connect directly into the
broader neighbourhood, which may improve circulation
and drop-off/pick-up movements at Cooksville Creek
Public School;
Impact the development will have on all local school
numbers;
Desire for additional land to supplement the current well
used open space areas associated with Cooksville Creek
Public School;
The proposal in regards to density, building height and
scale is too high, and not in general keeping with the
surrounding communities;
•
•
•
•
•
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
The height of the buildings will have a shadow effect on
abutting residential properties;
The potentially high costs involved in acquiring and
maintaining the park system contemplated by the
development proposal;
Where visitor parking will be accommodated for the
development;
Servicing impacts, including garbage pick-up;
Previous development history and particulars for the lands.
DEVELOPMENT ISSUES
Agency comments are summarized in Appendix I-10 and school
accommodation information is contained in Appendix I-11. Based
on the comments received and applicable Mississauga Plan
policies, the following matters will have to be addressed:
•
•
•
•
•
•
•
•
•
•
•
The scale and density of the proposal, relative to the
surrounding community and proximity to City Centre;
Compatibility and transition of proposed land uses and
density to neighbouring residential areas;
Traffic impacts of the proposal on surrounding roads and
intersections, and the necessity for a bridge crossing;
Impacts of development on neighbouring vacant parcels,
and on the Node as a whole from a transportation, land use
and urban design perspective;
Fully defining the limits of development, to the satisfaction
of CVC and Community Services;
Road fabric and connections, in particular from a
pedestrian and bicycling perspective;
Understanding the impact on the development of potential
higher order transit along Hurontario Street;
Review of the application to ensure the development is
supportive of transit;
Open space and parkland connections and linkages to
surrounding parks and neighbourhoods;
Review of proposed bicycle route along the north property
line;
Submission of an archaeological assessment;
•
•
•
•
•
•
•
•
•
•
•
•
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
Development separation and connections with proposed
open spaces and parkland areas;
Building and street relationships, including setbacks,
podium heights, and encroachments;
Implications of underground easement encroachments
within the boulevard for parking garages and utilities;
Street width and design, including pavement and boulevard
details and associated cross sections;
Location and function of visitor parking;
Submission of detailed phasing plans, and their
understanding from a development, traffic and servicing
perspective;
Sun, wind and comfort impacts of development on parks,
proposed amenity areas, and neighbouring residential
lands;
Adequacy of existing services, including water, sanitary
and storm connections;
Analysis of proposed Official Plan and zoning by-law
standards;
Review of preliminary building elevations and materials;
Incorporation of public art;
The identification of sustainable green technology to be
used in the proposed development.
Additional information is provided in Appendices I-1 to I-12.
OTHER INFORMATION
Growth Management Strategy
On November 3, 2008, the Planning and Development Committee
received a report titled "Sustainable Living: A Growth
Management Strategy for Mississauga - Mississauga Plan Review"
(GMS). Within the report, the Hurontario/Eglinton Node (referred
to as "Uptown") was identified as a Major Node. The study is
recommending that Major Nodes have a minimum density of
between 200 and 300 people plus jobs per hectare (80 to 120 per
acre) with a mixed use ratio of people to jobs of 2:1, and building
heights ranging between 3 storeys and 25 storeys.
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Files: OZ 07/024 W5, OZ 07/025 W5,
T-M07005 W5, T-M07006 W5.
December 9, 2008
On November 12, 2008, City Council endorsed the GMS as the
basis for the preparation of the new Official Plan that directed
residential growth to the Downtown, Major Nodes, Community
Nodes and Corridors. The Supplementary Report will contain
information with respect to how these applications will have regard
for the GMS and the Draft Official Plan should it be released at the
time of the Supplementary Report.
Development Requirements
In conjunction with the proposed development, there are certain
other engineering and conservation matters with respect to matters
as noted above, which will require the applicant to enter into the
appropriate agreements with the City, the details of which will be
dealt with during the processing of the plan of subdivision.
FINANCIAL IMPACT:
Development charges will be payable in keeping with the
requirements of the applicable Development Charges By-law of
the City as well as financial requirements of any other official
agency concerned with the development of the lands.
CONCLUSION:
Once all agency and City department comments have been
received and after the public meeting has been held, the Planning
and Building Department will be in a position to make a
recommendation regarding these applications.
ATTACHMENTS:
Appendix I-1 - Site History
Appendix I-2 - Aerial Photograph
Appendix I-3 - Excerpt of Hurontario District Land Use Map
Appendix I-4 - Excerpt of Existing Land Use Map
Appendix I-5 - Draft Plan of Subdivision
Appendix I-6 - Development Concept Plan
Appendix I-7 - Preliminary Building Views
Appendix I-8 - Detailed Development Block Breakdown and
Zoning Provisions
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T-M07005 W5, T-M07006 W5.
December 9, 2008
Appendix I-9 - Kingsbridge Garden Circle Area
Appendix I-10 - Agency Comments
Appendix I-11 - School Accommodation
Appendix I-12 - General Context Map
Edward R. Sajecki
Commissioner of Planning and Building
Prepared By: Rob Hughes, Development Planner
K:\PLAN\DEVCONTL\GROUP\WPDATA\PDC1\OZ07024-025rep.lmp-rh-so.doc
Appendix I-1
Pinnacle International (Ontario) Limited
Files: OZ 07/024 W5, OZ 07/025 W5, T-M07005 W5, T-M07006 W5
Site History
•
December 1983 - The Ministry of Municipal Affairs and Housing approved the
Hurontario Secondary Plan, which set the land use framework for the subject lands. In
addition, the lands formed part of Hurontario Neighbourhood No. 3 within the
Hurontario Residential District, which provided for a general neighbourhood
framework for developing lands along the Hurontario corridor.
•
March 1987 - Lands on the east side of Cooksville Creek were subject to the
submission of rezoning applications under files OZ 033/87 and OZ 026/87, by Horvat
Properties Limited. Through revision, the applications proposed 2,636 apartments, 103
townhouses, two park blocks, one greenbelt block, a school block, and a retail/office
commercial centre. The residential file (OZ 033/87) was closed due to inactivity in
December 1995 while the commercial file (OZ 026/87) was closed for the same reason
in June 2002. Public hearings for both files never took place.
•
June 1987 - Lands on the west side of Cooksville Creek were subject to the submission
of rezoning and draft plan of subdivision applications under files OZ 064/87 and T87040, by Mythree Investments et al. The applications proposed 21 detached dwellings
and 77 townhouse dwellings. A public hearing for the development took place in April
1988, and the subdivision was draft approved by the Region of Peel in April 1989. The
files were closed due to inactivity in February 2001.
•
May 5, 2003 - The Region of Peel approved the Mississauga Plan Policies for the
Hurontario District, designating the subject lands as "Residential - Low Density I",
"Residential - Medium Density I", Residential - High Density II", and "Public Open
Space".
•
June 20, 2007 – Zoning By-law 0225-2007 came into force except for those sites
which have been appealed. The matter was originally appealed by the applicant
(Appeal No. 18), which has since been withdrawn in November 2008. The subject
lands are zoned "D" (Development).
Appendix I-8
Page 1
Detailed Development Block Breakdown and Zoning Provisions
The following is a detailed description of each development block within the proposed Draft
Plan of Subdivision, including the requested zoning and land use. Refer to Appendix I-5 and I-6
for block and building reference numbers.
Block 1
Proposed Zoning:
Proposed Use:
Land Area:
FSI:
Res. GFA:
Retail GFA:
Office GFA:
Total GFA:
Block 2
Proposed Zoning:
Proposed Use:
Land Area:
FSI:
a.
b.
a.
"RA5-Exception" (Apartment Dwellings)
"RM4-Exception" (Townhouse Dwellings)
One 32 storey apartment tower (1-1) with 352 units, max
GFA of 29,880 m2 (321,625 sq. ft.)
b. One 32 storey apartment tower (1-2) with 352 units, max
GFA of 29,880 m2 (321,625 sq. ft.)
c. 10 townhouse units, four storeys in height, with a max GFA
of 2,280 m2 (24,542 sq. ft.)
0.57 ha (1.4 acres)
10.88
62,040 m2 (667,793 sq. ft.)
Nil
Nil
62,040 m2 (667,793 sq. ft.)
a.
b.
c.
a.
One midrise apartment building (2-1) ranging in height
from 6 to 12 storeys with 128 units, retail uses, max GFA
of 11,887 m2 (127,950 sq. ft.)
b. One 18 storey apartment tower (2-2) with 159 units, retail
uses, max GFA of 13,526 m2 (145,592 sq. ft.)
c. One 25 storey apartment tower (2-3) with 225 units, max
GFA of 19,025 m2 (204,783 sq. ft.)
d. One 50 storey apartment tower (2-4) with 450 units, max
GFA of 37,800 m2 (406,876 sq. ft.)
e. 8 townhouse units, four storeys in height, with a max GFA
of 1,824 m2 (19,633 sq. ft.)
1.17 ha (2.89 acres)
7.28
Appendix I-8
Page 2
Res. GFA:
Retail GFA:
Office GFA:
Total GFA:
Block 3
Proposed Zoning:
Proposed Use:
Land Area:
FSI:
Res. GFA:
Retail GFA:
Office GFA:
Total GFA
Block 4
Proposed Zoning:
Proposed Use:
Land Area:
FSI:
Res. GFA:
Retail GFA:
Office GFA:
Total GFA
84,062 m2 (904,835 sq. ft.)
1,066 m2 (11,474 sq. ft.)
Nil
85,127 m2 (916,299 sq. ft.)
a.
b.
a.
One 18 storey apartment tower (3-1) with 159 units, retail
and office uses, max GFA of 34,125 m2 (367,318 sq. ft.)
c. One 42 storey apartment tower (3-3) with 429 units, retail
Block 3 as well includes a private amenity block
1.07 ha (2.6 acres)
8.74
81,760 m2 (880,057 sq. ft.)
4,186 m2 (45,057 sq. ft.)
7,600 m2 (81,805 sq. ft.)
93,546 m2 (1,006,920 sq. ft.)
a.
b.
a.
One mid-rise 12 storey apartment building (4-1) with 168
units, max GFA of 12,720 m2 (136,917 sq. ft.)
c. One 42 storey apartment tower (4-3) with 429 units, retail
0.83 ha (2.05 acres)
8.52
62,529 m2 (673,057 sq. ft.)
2,997 m2 (32,259 sq. ft.)
5,230 m2 (56,295 sq. ft.)
70,755 m2 (761,600 sq. ft.)
Appendix I-8
Page 3
Block 5
Proposed Zoning:
Proposed Use:
Land Area:
FSI:
Res. GFA:
Retail GFA:
Office GFA:
Total GFA
a.
b.
a.
One midrise apartment building (5-1) ranging in height
from 6 to 12 storeys with 88 units, retail uses, max GFA of
13,507 m2 (145,388 sq. ft.)
b. One apartment building (5-2) ranging in height from 6 to
18 storeys with 279 units, retail uses, max GFA of
17,714 m2 (190,671 sq. ft.)
c. 41 townhouse units, three storeys in height, with a max
GFA of 4,674 m2 (50,310 sq. ft.)
1.75 ha (4.32 acres)
2.14
35,895 m2 (386,370 sq. ft.)
1,587 m2 (17,082 sq. ft.)
Nil
37,482 m2 (403,452 sq. ft.)
Blocks 6, 7 and 8 on the draft plan are parcels of land located adjacent to the valley lands and
along the northern property line, totaling 1.53 ha (3.78 ac) which are proposed to be rezoned to
"OS1" (Community Park), to permit parkland uses.
In addition to the zoning specifics captured in the above charts, the applicant has requested the
following general zoning exceptions:
•
•
•
•
•
•
•
•
Maximum gross floor area and building height for each structure (see
above charts);
Minimum front yard setback from all streets of 3.0 m (9.8 ft.);
Maximum encroachment into all yards for windows, stairs and balconies etc. of
1.5 m (4.9 ft.);
Minimum parking standard for retail uses of 2 spaces per 100 m2 (328 sq. ft.),
whereas the By-law rate is 5.4 spaces per 100 m2 (328 sq. ft.);
Minimum parking standard for all residential uses of 1 space per dwelling unit,
whereas the By-law rate ranges between 1.0 and 1.75 spaces per dwelling unit,
depending on the number of bedrooms;
Minimum visitor parking standard of 0.15 spaces per dwelling unit, with parking
permitted off-site, whereas the by-law rate is 0.20 spaces per dwelling unit;
A setback of 0.0 m for underground parking decks, in conjunction with a 1.5 m
(4.9 ft.) servicing easement on all development blocks;
Amenity and Landscape Area Minimums: to be determined.
Appendix I-9
Kingsbridge Garden Circle Area
Through the public review process, questions have been posed on the development form located
to the south of the Pinnacle lands, collectively known as the Kingsbridge Garden Circle area.
These lands are bounded by Hurontario Street to the east, Eglinton Avenue West to the north,
Cooksville Creek to the west (statistics exclude the creek) and Highway 403/Parkway Belt
West lands to the south. The following are selected statistics for the area:
Comparison Chart
Total Gross Land Area
Total Net Land Area
Total Dwelling Units
Total Gross FSI
Total Net FSI
Gross Density
Net Density
Residential Gross Floor Area
Commercial Gross Floor
Area
Office Gross Floor Area
Total Floor Area
Estimated Population
Kingsbridge *
14.8 ha (36.5 ac.)
13.7 ha (33.8 ac.) (excludes
Kingsbridge Garden Circle
and Tucana Court road
allowances)
2,617 apartment dwellings
2.10
2.3 (individual sites range up
to 3.86)
177 units per ha
(72 units per ac.)
191 units per ha
(77 units per acre)
320,530 m2
(3,450,156 sq. ft.)
1,816 m2
(19,547 sq. ft.)
38,489 m2 (414,292 sq. ft.)
360,835 m2
(3,883,995 sq. ft.)
6,501 people
Pinnacle
Total: 14.78 ha (36.5 ac.)
East: 9.86 ha (24.36 ac.)
Total: 10.31 ha (25.4 ac.)
(includes all west side lands)
East: 5.39 ha (13.3 ac.)
3,883 dwellings
Total: 2.36
East: 3.54
Total: 3.38
East: 6.47
Total: 262 uph (106 upa)
East: 394 uph (159 upa)
Total: 376 uph (152 upa)
East: 720 uph (291 upa)
348,950 m2
(3,756,066 sq. ft.)
9,835 m2
(105,863 sq. ft.)
12,830 m2 (138,100 sq. ft.)
348,950 m2
(3,756,066 sq. ft.)
8,955 people
* Selected statistics taken from the publication "Focus on Central Mississauga", produced by
the Policy Division of the Planning and Building Department dated April 2008.
Appendix I-10
Page 1
Agency Comments
The following is a summary of comments from agencies and departments regarding the
applications.
Agency / Comment Date
Comment
Greater Toronto Airports
Authority
(October 31 2008)
According to the Airport Zoning Regulations for Toronto
Pearson International Airport, development elevations on the
property are not affected by any airport restrictions related to
obstacle or aeronautical facilities. However, as the proposed
development is located within 10 km (6.2 miles) of the nearest
runway and the top elevations of the proposed high-rise
building could exceed 237 m (777 ft.) Above Sea Level, the
development could impact on Nav Canada's instrument runway
approach procedures. To determine if the proposed high-rise
buildings would comply with the Airport's runway approach
procedures, the GTAA and Nav Canada will need to conduct a
detailed evaluation of the proposed development.
Ministry of Transportation
(February 2008)
Region of Peel
(November 25, 2008)
The subject property lies within the 25-28 NEF/NEP of the
composite contour map for Toronto Pearson International
Airport. Noise contours depicting the Noise Exposure Forecast
(NEF) and Noise Exposure Projection (NEP) are produced to
encourage compatible land use planning in the vicinity of
airports. Acoustic design features should be incorporated in
the building components to the satisfaction of the City
of Mississauga.
The subject lands are located outside MTO's area of permit
control. As a result, we have no further concerns and MTO
permits are not required.
Municipal services consist of a 600 mm watermain on Eglinton
Avenue West and a 200 mm water main on Hurontario Street.
The updated Functional Servicing Assessment, received
November 6th, 2008, is currently under review. Additional
information is pending from a water and sanitary services
perspective, as detailed within staff comments. Changes may
be required to the plan to facilitate waste management
Appendix I-10
Page 2
Dufferin-Peel Catholic
District School Board and
the Peel District School
Board
(November 6, 2008)
Comment
objectives
The Dufferin-Peel Catholic District School Board and the Peel
District School Board have indicated that there is no available
capacity to accommodate students generated by these
applications. Accordingly, the Boards have requested that in
the event that the applications are approved, the standard
school accommodation condition in accordance with City of
Mississauga Resolution 152-98, adopted by Council on
May 27, 1998, be applied. Among other things, this condition
requires that a development application include the following
as a condition of approval:
"Prior to final approval, the City of Mississauga shall be
advised by the School Boards that satisfactory arrangements
regarding the adequate provision and distribution of
educational facilities have been made between the
developer/applicant and the School Boards for this plan."
Credit Valley Conservation
(November 24, 2008)
In addition, if approved, the Boards also require conditions
within the Development Agreement that speak to the
installment of warning signs and bussing arrangements.
The subject property is traversed by Cooksville Creek and
contains several small wetlands which are regulated by Credit
Valley Conservation (CVC). The following matters are to be
addressed to the satisfaction of CVC prior to the preparation of
the Supplementary Report:
•
•
•
Proposed floodplain modifications are to be supported
by acceptable technical modeling and reports and to
confirm the limits of development;
A technical justification for the possible vehicular
bridge crossing is required including updated
floodplain modeling. Alternatively, the bridge can be
removed from the plan;
A restoration plan is required for the Cooksville Creek
Appendix I-10
Page 3
Comment
•
•
•
City Community Services
Department –
Planning, Development and
Business Services Division
(November 20, 2008)
valley associated with the extensive earthworks
proposed;
Additional information is required regarding the extent
of wetlands to be retained and details regarding the
proposed mitigation measures;
Hazard lands and retained wetlands are to be
designated and zoned Greenbelt and dedicated to the
municipality for long term conservation. If the retained
wetlands are included within a parkland block, an
Opens Space designation and zone may be acceptable.
Updated environmental, functional servicing and
floodplain management reports and concept plans are
currently under review. Technical comments on the
revised submission have not been received by the City
to date.
A CVC Development Permit will be required prior to
commencement of any site works or wetland modification on
the subject lands.
Should the applications be approved, the proposed
development of 3,883 residential units will require the
dedication of land for partial fulfillment of the requirements
for park or other public recreational purposes, pursuant to
Section 42 of the Planning Act (R.S.O. 1990, c.P. 13, as
amended) and in accordance with City Policies and By-laws.
Prior to the registration of the plan of subdivision, the
applicant will be required to pay cash-in-lieu for park or other
public recreational purposes for any outstanding land
dedication deficit. Prior to the Supplementary Report,
revisions to the preliminary draft plan of subdivision are
required to define all blocks to be dedicated to the City for
public parkland, and all blocks to be gratuitously dedicated to
the City for greenbelt purposes, to the satisfaction of the
Community Services Department.
Appendix I-10
Page 4
Comment
The proposed development is adjacent to Cooksville Creek and
therefore has a high potential for archaeological resources.
Prior to the Supplementary Report, the proponent shall carry
out an archaeological assessment of the subject lands and
mitigate, through preservation or resource removal and
documentation, adverse impacts to any significant
archaeological resources found. No grading or other soil
disturbance shall take place on the subject lands prior to the
City of Mississauga and the Ontario Ministry of Culture
confirming that all archaeological resource concerns have met
licensing and resource conservation requirements.
City Community Services
Department – Fire and
Emergency Services
Division
(February 2008)
In conjunction with other commenting agencies, this
Department is currently reviewing the potential for park and
recreational facility development upon Blocks 6 and 11,
having regard for the recreational needs of the community, as
well as the constraints and opportunities presented by the site.
The matters currently under consideration include: defining
the limits of the regional storm flood line and hazard lands
along the Cooksville Creek, including requirements for
restorative and enhancement plantings; Credit Valley
Conservation-regulated wetlands; assessing the existing
vegetative cover and topography; and, determining a suitable
pedestrian bridge crossing location connecting the proposed
park blocks, development lands, and established community.
All municipal roads shall be designed to standards as
determined by the Transportation and Works Department, and
serviced by the Region of Peel. Individual building sites
shall be designed in conformance with both the OBC and
Bylaw 1036-81, which will be assessed through the site plan
and building permit processes. The intersection of
Eglinton Avenue and Hurontario Street is within the response
area of Station 101 and Station 117 and is within 4.5 minutes
of the lands.
Appendix I-10
Page 5
Comment
City Transportation and
Works Department
(November 21, 2008)
A Traffic Impact Study (TIS) entitled "Uptown Mississauga:
Hurontario and Eglinton December 2007" and a subsequent
addendum dated August 2008, both prepared by IBI Group,
have been submitted to the Transportation and Works
Department by the applicant. We have reviewed both studies
and are currently not satisfied with the methodologies or
findings of these specific reports and are currently in
discussions with the applicant and their consultant regarding
revisions and further analysis.
The Transportation and Works Department has retained a
consultant to conduct an independent study to examine the
remaining three (3) undeveloped quadrants, adjacent to
Hurontario Street and Eglinton Avenue intersection, including
the subject lands. This study will examine and take into
account densities, required transportation network and
linkages, integration of the road pattern to the adjacent lands
(including the need for additional road crossing of the
Cooksville Creek) and urban design considerations.
The applicant has proposed substandard road right-of-way
(ROW) widths, supplemented by above ground easements to
accommodate additional underground parking. We
recommend that the City’s standard ROW widths be utilized to
accommodate public services and utilities; and that
underground parking not be allowed within the municipal
ROW. Full right-of-way widths, including boulevards are to
be provided on both sides of Street “A”. The applicant has
been requested to revise their plans and cross-sectional details
accordingly and address a number of operational issues.
Additional details are to be provided with respect to the
proposed relationship between the buildings and the boulevard
areas for Hurontario Street and Eglinton Avenue West.
Hurontario Street is intended to accommodate ground related
Appendix I-10
Page 6
Comment
retail commercial uses.
This Department has previously reviewed a Preliminary Noise
Study dated November 2007 which is to be updated to reflect
the current proposal. The revised Functional Servicing Report
dated October 2008 is to be updated to confirm additional
details with respect to sewer outlets and storm water
management. Furthermore, the applicant is to provide this
department with a letter of reliance from the Environmental
Consultant allowing the City to rely on the findings of the
Phase 1 and 2 Environmental Site Assessments (ESA).
The applicant is to provide a phasing plan to address the
proposed sequencing and phasing of the development and
detailing the necessary roads, municipal works and services to
be constructed in support of each phase of the development.
Further detailed comments/conditions will be provided prior
the Supplementary Report proceeding to Council pending the
review of the requested information and revised draft plan of
subdivision.
It is also noted that the City is currently engaged in a Study of
the Hurontario/Main Street Corridor looking at rapid transit
and the need for coordinated and integrated land use and urban
design. The Study is to include an examination of transit
supportive land use policies, incorporating Transit Oriented
Development principles and urban design elements, along with
identifying facility/station right-of-way requirements. The
proposed development site on the north-west corner of
Eglinton Avenue and Hurontario Street represents a significant
and strategic node along this corridor and we have asked our
study consultants to review this area. Further comments will
be provided prior to the Supplementary meeting.
Appendix I-10
Page 7
Comment
Other City Departments and
External Agencies
The following City Departments and external agencies offered
no objection to these applications provided that all technical
matters are addressed in a satisfactory manner:
Bell Canada
Canada Post
Enersource Hydro Mississauga
Mississauga Economic Development Office
Appendix I-11
School Accommodation
The Dufferin-Peel Catholic District School
Board
The Peel District School Board
•
Student Yield:
357
179
366
•
•
Kindergarten to Grade 5
Grade 6 to Grade 8
Grade 9 to Grade 12
School Accommodation:
506
608
0
School Accommodation:
Enrolment:
Capacity:
Portables:
384
529
0
St. Francis Xavier
823
699
4
Applewood Heights
Enrolment:
Capacity:
Portables:
Junior Kindergarten to Grade 8
Grade 9 to Grade 12/OAC
St. Hilary
Fairwind Sr.
Enrolment:
Capacity:
Portables:
326
240
•
Cooksville Creek P.S.
Enrolment:
Capacity:
Portables:
Student Yield:
1,051
1,284
0
Enrolment:
Capacity:
Portables:
2,197
1,500
16

OPA, Rezoning and Draft Plan of Subdivision, OZ 07/024 and OZ

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